As a realtor, the homeowners and homebuyers you work with face the potential of having one or more building material problems arise in their home. While some deterioration is expected as the result of age, some materials have been determined to be faulty or defective as a result of their design, installation or both. Three of the most likely problems to face Atlanta area homebuyers are highlighted here:  Synthetic Stucco, Louisiana Pacific Siding, and Polybutylene Pipe.

EXTERIOR INSULATION FINISH SYSTEMS (EIFS) / SYNTHETIC STUCCO

Some synthetic stucco homes look fine from the outside, but there can be problems hiding beneath the surface. The problems arise primarily from small cracks and caulk joints around windows and doors that can let water leak in behind the EIFS. Left unattended, these leaks can cause the wood underneath to rot, literally causing your home to rot from the inside out.

Getting your house tested is part of the solution, but the key is making sure the testing is done right. An inexperienced tester may know to test around the windows because they know water is likely to come in there, but may not know to test in other locations where water can travel and settle afterwards. House Smart has three highly trained and experienced stucco inspectors who know where and why moisture is mostly like to cause issues for an EIFS home.

First, a surface scanning device called a Tramex is used to check for moisture. Then, more intrusive testing is done with a Delmhorst moisture meter if the initial readings merit. Roof flashings are inspected, sealants are checked around doors and windows, and grade level back wrapping is inspected for termites and moisture. Any moisture level above 19% is considered high; above 30% is considered saturated.

If you have any concerns about your home, you should call House Smart right away, because ignoring potential problems will only multiply the severity and cost of repairs. Hard coat stucco is examined as a part of our standard inspections.  Click here to get more information about synthetic stucco and other inspection issues.

LOUISIANA-PACIFIC INNER-SEAL SIDING

Louisiana-Pacific has been held responsible for manufacturing faulty siding that was found to prematurely deteriorate under normal weather conditions. To determine if there is a problem with your siding, look first for possible maintenance problems, such as cracked or missing caulking; cracking, peeling or fading paint (especially along the bottom drip edges); damaged siding or trim; and damaged or blocked flashings, gutters and downspouts. Pay particular attention to the condition of the caulking and paint on the bottom drip edges. Those are points where moisture is most likely to penetrate. Also check for mold, mildew and fungus. Although such growth does not necessarily signal that there is a problem with the siding, they are symptomatic of moisture or humidity from which all wood needs to be protected.

All sidings will experience issues if not maintained properly. While LP has been found more susceptible to moisture issues than some other siding products, when it is maintained properly, L-P siding may not cause any problems for homeowners.

The siding of a home is examined as part of House Smart’s standard inspection, but if you want to schedule a special siding inspection, please contact us. Click here to get more information on L-P siding or other building material issues.

POLYBUTYLENE PIPE

Polybutylene Piping is a form of plastic resin used for interior and exterior water piping between the years of 1979 - 1995. PB piping has been put into roughly six million structures in the U.S., including roughly 5% of single-family homes. PB is used for supply lines for plumbing fixtures on the interior of a home. It may also run underground outside to supply a home’s main water service. PB can most commonly be seen where the main water line connects to the home. Be careful, sometimes a home will have copper entering, but is connected to polybutylene on the outside. PB Piping can also be seen under sinks, above and around the hot water heater, in the basement and in crawl spaces. Interior PB is usually gray in color. Exterior PB can be blue, gray, or black in color. PB pipe should not be confused with polyvinyl chloride (PVC) pipe, which is a rigid white or off-white plastic pipe.

Plastic and metal fittings often fail on PB pipes due to improperly calibrated crimping machines, but plastic fails at a greater rate. Failure takes 10-15 years in most cases. Improper installation also leads to many problems with PB.

House Smart's inspectors are specifically trained to look for PB pipe, and to determine if the pipes are experiencing leaks. PB piping is just one of the many issues revealed by House Smart’s home inspection reports. Click here to get more information about polybutylene pipe.

To learn more about House Smart and home inspections, click on one of the links to the left.  To arrange an inspection, call us at 770 988-9929 or click here to schedule online.

House Smart, Inc.

925 Northpoint Parkway - Suite 400

Alpharetta, GA 30005

Telephone: 770 988-9929

Fax: 1 800 344-1322

Questions or comments? webmaster@housesmatinspect.com